Dowling Mayfield's 11 Tips to Buying Property.

Loan pre-approval is a big advantage. Approach your lender or have a mortgage broker visit you to find out how much you’ll be able to borrow and what your repayments will be so you know how much you have to spend. Having your finances organised gives you more chance of securing a purchase and is an asset when negotiating with vendors. If you’re bidding at auction, makes sure you have adequate funds in your cheque account to pay the deposit.

While your lender will identify upfront costs such as mortgage insurance and stamp duty, you should also be aware of other expenses which will factor into your ongoing costs. Maintenance costs, land tax, council rates, home insurance and strata fees (if applicable) should all be investigated so that you know just how much to budget for on top of your mortgage repayments.

Invest the time in inspecting as many properties as possible. This will give you a better understanding of the market, put you in a better position to negotiate and help you recognise a bargain or an overpriced property.

Dowling Mayfield and all of the major property search sites such as domain.com.au and realestate.com.au have ‘property alert’ facilities. Simply enter your details and your property requirements and you’ll be emailed as soon as a property meeting your criteria is listed. This helps give you a jump on the market and saves considerable amount of time.

Register your interest with Dowling Mayfield – a lot of properties are sold which never make it to the wider market – often the best blocks and best homes are never marketed or advertised because they don’t need to be! Dowling Mayfield have a network of potential buyers, builders and developers – register your interest with us and when something pops up meeting your criterion – remember vendors would rather not have to fork out $$$ for advertising and run open for inspections if they don’t need to. It’s a win-win for you and the vendor.

For the few hundred dollars these will set you back, they are absolutely worth it for your piece of mind. They will help ensure you don’t end up with unknown problems which could cost you thousands down the track.

It’s important to do your research as we mentioned earlier to get an idea of what a property maybe worth the comparable sales BUT it’s really important to determine ‘How much is this property worth to you?’. The quoted price is a guide provided by the real estate agent but ultimately the site will be worth X to a builder because he can sub-divide and worth Y to another because they may have family living in the street and their kids go to the local school.

Points to consider when determining the worth of a property:
* Potential for capital growth
* Potential for negative gearing – tax benefits
* Potential for positive gearing – cash flow from rent return
* Potential to add value through renovation
* Potential to sub-divide
* Lifestyle factors – nearby schools, friends, family – how much is that worth to you

And lastly it’s always a good idea to ask a Dowling Real Mayfield agent who has direct experience selling properties in your area and you can book a market appraisal for your property with us at your convenience.

If you’re looking at a block of land or an old home to buy, always consider its sub-dividing potential – Buy to sub-divide. Even if you’re not planning on sub-dividing the block now, other buyers may and that significantly changes the value of the site. If you’ve been beaten at an auction recently and observed the price fly way above your expectations. It’s more than likely because the other buyer has determined they can sub-divide the site, which greatly increases the worth. A common misconception is that you need to own the block to determine its potential to sub-divide – no you don’t! Call the local council in question and ask about overlays and planning schemes.

On The Pulse

We at Dowling Real Estate Mayfield believe communication is the key. In our newsletter we like to keep our clients informed about what is going on in the real estate market, our area, and our office. Recently, Lake Macquarie and the surrounding area has been experiencing high growth which is evident in both the increase in the average median sale price and the number of sales. We are confident that this pattern will hold for some time into the future. Our website has some excellent tools, from bookmarking your favourite properties to sending one of our team an SMS message to checking out the latest open home lists.

We will keep you in touch with what is going on in the real estate market through our newsletter. If you are looking to purchase a property, we suggest you take the time to sign up to Premium Tracker. As soon as properties that match your unique criteria including number of bedrooms and preferred suburbs, you will be notified by email or SMS so you can be assured to get first opportunity to view properties as they are listed. We look forward to an ongoing positive relationship with you to help fulfill your real estate goals.